603 W Bloodworth · Olney, TX 76374

$79,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 141 Days on market

Built 1950 10,454 sqft lot $60/sqft · 23% below area Est $88k · 10% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.4/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in a charming, established neighborhood, this inviting two-bedroom, one-bath home is ready for its next chapter. The layout offers a surprisingly spacious living area with great natural light, creating a comfortable space to relax or entertain. The kitchen is generously sized for the home and includes the stove and refrigerator, making move-in easy. Hardwood floors run through most of the home, adding warmth and character, while the large backyard provides plenty of room to garden, entertain, or expand. With solid bones and room for cosmetic updates, this property is a great opportunity to make it your own. Whether you’re a first-time buyer, an investor, or someone looking to simplify, this home offers flexibility, charm, and long-term potential. Come see the possibilities and imagine what you could create here.

Key facts

• Spacious living area
• Large backyard
• Hardwood floors

Tags

• SPACIOUS LIVING AREA
• GENEROUSLY SIZED KITCHEN
• HARDWOOD FLOORS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#557 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Olney ISD (town): math 50% / reading 56% proficiency, ranked #150 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $88,144
• List price: $79,000
• Delta: -10.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 W Elm St	0.25mi	3/1.0	1,336 (+2%)	1mo	$55,000	$41	85
602 Howard St	0.07mi	3/1.0	1,429 (+9%)	9mo	$124,900	$87	75
806 W Oak	0.18mi	2/1.0 (-1)	1,216 (-8%)	6mo	$79,000	$65	69
606 W Oak	0.11mi	3/1.0	1,384 (+5%)	24mo	$112,000	$81	66
904 W Edwards St	0.24mi	3/2.0	1,374 (+4%)	18mo	$175,000	$127	63
301 S Ave. H	0.41mi	3/1.0	1,152 (-12%)	2mo	$89,900	$78	59
304 W Hamilton St	0.40mi	3/2.0	1,492 (+13%)	6mo	$95,000	$64	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.70×
• Total profit: $15,542
• Equity at exit: $15,149

10-year hold

• IRR: 23.6%
• Equity multiple: 3.21×
• Total profit: $48,783
• Equity at exit: $12,762

Cash invested: $22,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76374

• Home prices YoY: -1.0%
• Active inventory: 29
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $395

Break-even live

Break-even rent $665

Max offer price $79,000

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $79,000 Active 141 DOM
2. 2026-06-17
   days on market $79,000 Active 140 DOM
3. 2026-06-16
   days on market $79,000 Active 139 DOM
4. 2026-06-15
   days on market $79,000 Active 138 DOM
5. 2026-06-15
   days on market $79,000 Active 137 DOM
6. 2026-06-13
   days on market $79,000 Active 136 DOM
7. 2026-06-12
   days on market $79,000 Active 135 DOM
8. 2026-06-10
   days on market $79,000 Active 132 DOM
9. 2026-06-08
   days on market $79,000 Active 131 DOM
10. 2026-06-08
    days on market $79,000 Active 130 DOM
11. 2026-06-07
    days on market $79,000 Active 129 DOM
12. 2026-06-03
    days on market $79,000 Active 126 DOM
13. 2026-06-02
    days on market $79,000 Active 125 DOM
14. 2026-06-01
    days on market $79,000 Active 124 DOM
15. 2026-05-31
    days on market $79,000 Active 123 DOM
16. 2026-03-09
    price $79,000 847-char remark

    Show marketing remark (847 chars)

    Located in a charming, established neighborhood, this inviting two-bedroom, one-bath home is ready for its next chapter. The layout offers a surprisingly spacious living area with great natural light, creating a comfortable space to relax or entertain. The kitchen is generously sized for the home and includes the stove and refrigerator, making move-in easy. Hardwood floors run through most of the home, adding warmth and character, while the large backyard provides plenty of room to garden, entertain, or expand. With solid bones and room for cosmetic updates, this property is a great opportunity to make it your own. Whether you’re a first-time buyer, an investor, or someone looking to simplify, this home offers flexibility, charm, and long-term potential. Come see the possibilities and imagine what you could create here.

17. 2026-01-28
    listed $79,500 Active 847-char remark

    Show marketing remark (847 chars)

    Located in a charming, established neighborhood, this inviting two-bedroom, one-bath home is ready for its next chapter. The layout offers a surprisingly spacious living area with great natural light, creating a comfortable space to relax or entertain. The kitchen is generously sized for the home and includes the stove and refrigerator, making move-in easy. Hardwood floors run through most of the home, adding warmth and character, while the large backyard provides plenty of room to garden, entertain, or expand. With solid bones and room for cosmetic updates, this property is a great opportunity to make it your own. Whether you’re a first-time buyer, an investor, or someone looking to simplify, this home offers flexibility, charm, and long-term potential. Come see the possibilities and imagine what you could create here.

18. 2026-01-15
    historical
19. 2025-06-10
    listed $80,000 Active
20. 2025-05-30
    historical
21. 2024-10-31
    price $80,000
22. 2024-06-03
    listed $85,000 Active
23. 2022-07-26
    soldstatus
24. 2022-07-26
    soldstatus
25. 2022-07-22
    soldstatus
26. 2022-07-22
    soldstatus Closed
27. 2022-06-19
    status Pending
28. 2022-06-06
    historical Active Option Contract
29. 2022-05-30
    listed $79,000
30. 2022-05-30
    listed $79,000 Active
31. 2022-03-02
    status Pending
32. 2022-03-01
    soldstatus Closed
33. 2022-02-25
    soldstatus
34. 2022-02-02
    status Pending
35. 2021-12-13
    listed $30,000 Active
36. 2021-11-29
    historical
37. 2021-11-06
    price $30,000
38. 2021-08-13
    price $47,000
39. 2021-08-02
    listed $60,000 Active
40. 2019-07-31
    soldstatus
41. 1996-07-01
    soldstatus
42. 1995-11-01
    soldstatus
43. 1995-08-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $938 · $78/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$507/yr (+$42/mo · 54.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,984
• − Mortgage interest: −$4,425
• − Property taxes: −$938
• − Insurance: −$395
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,298
• Taxable income: $3,690
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $3,857/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Olney ISD
• NCES district ID: 4833630
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $37,813
• Composite: 44.09/100
• National rank: #2874
• State rank: #150 of 826 in TX

Livability — Olney

• Score: 67/100
• State rank: #557
• US rank: #10736

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olney, TX
• Population (ZIP): 3,915

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 20% Two or more races 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.05%
• Current HPI: 197.3031
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+31.7% since first listed

28 events — show timeline

• 2026-03-09 Price Changed $79,000 NTREIS
• 2026-01-28 Listed $79,500 NTREIS
• 2026-01-15 Listing Removed — NTREIS
• 2025-06-10 Listed $80,000 NTREIS
• 2025-05-30 Listing Removed — NTREIS
• 2024-10-31 Price Changed $80,000 NTREIS
• 2024-06-03 Listed $85,000 NTREIS
• 2022-07-26 Sold (Public Records) — Public Records
• 2022-07-26 Sold (Public Records) — Public Records
• 2022-07-22 Sold (MLS) — NTREIS
• 2022-07-22 Sold (MLS) — WFAOR
• 2022-06-19 Pending — NTREIS
• 2022-06-06 Contingent — NTREIS
• 2022-05-30 Listed $79,000 NTREIS
• 2022-05-30 Listed $79,000 WFAOR
• 2022-03-02 Pending — NTREIS
• 2022-03-01 Sold (MLS) — NTREIS
• 2022-02-25 Sold (Public Records) — Public Records
• 2022-02-02 Pending — NTREIS
• 2021-12-13 Listed $30,000 NTREIS
• 2021-11-29 Listing Removed — NTREIS
• 2021-11-06 Price Changed $30,000 NTREIS
• 2021-08-13 Price Changed $47,000 NTREIS
• 2021-08-02 Listed $60,000 NTREIS
• 2019-07-31 Sold (Public Records) — Public Records
• 1996-07-01 Sold (Public Records) — Public Records
• 1995-11-01 Sold (Public Records) — Public Records
• 1995-08-01 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $938 · +14.2% YoY. Source: county tax records.